I have just been advised by my estate agent that my Lampton the law firm I have appointed is not on the bank Conveyancing panel. How can I be sure if this is correct?
You need to contact your Lampton lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they may be able to suggest a Lampton conveyancing firm that is on the approved list of lawyers for your mortgage company.
I have decided to exercise my right to buy my property in Lampton off the council. I have a mortgage agreed with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being difficult. The Lampton solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Leeds Building Society have agreed my home loan in principle, my bid on a apartment in Lampton has been agreed to, now what?
The estate agent will want to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Call up Leeds Building Society or the financial adviser and complete any relevant paperwork. Leeds Building Society will sellect a valuer who will get in contact with the selling agent or vendor to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Leeds Building Society will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lampton.
I am purchasing my first flat in Lampton with a mortgage from TSB. The builders would not reduce the price so I negotiated 6k of extras instead. The sale representative advised me not disclose to my lawyer about the deal as it could impact my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been on the look out for a ground for flat up to £195,000 and found one near me in Lampton I like with amenity areas and station nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in Lampton in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a mortgage the shortness of the lease will be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
How simple is it to use your search app to get a costs illustration from a conveyancing solicitor in Lampton on the authorised to act for my mortgage?
Step one is to pick a mortgage company such as Barclays , Skipton Building Society or Bank of Ireland then specify your preferred area such as Lampton. Conveyancing practices in Lampton and nationally should be listed.
I would like to sublet my leasehold flat in Lampton. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Some leases for properties in Lampton do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Lampton conveyancing firm to represent me?
if there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the LVT to determine the premium.
An example of a Lease Extension case for a Lampton residence is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case affected 1 flat. The unexpired residue of the current lease was 60.45 years.